Aurora 80014

Aurora Heather Ridge · Arapahoe County, CO · 14,371 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

51affordability /100

Buyer leverage is seller slight; weigh payment burden and the 3-lens valuation before bidding.

Payment burden

29.6%

stretched

Days on market

daily

Price cuts

28.3%

of active

Valuation

-10.7%

vs assessor

Look up an address

/100

Mixed

cooling · seller slight · prices easing year-over-year.

Price trend

Affordability

Valuation

Economic health

Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.

Buyer / sellerbuyer-timing lens

Seller's Market

DOM: 80d (falling) · Market Dynamics rolling median · hourly

Score Components

Payment Burden (25%)25

Valuation Gap (25%)10

Supply & Demand (20%)20

Buy vs Rent (15%)50

Cancellation Rate (10%)25

Days on Market (5%)75

Seller-favored market in 80014. Expect to pay at or near list price. Payment burden: 29.7% of median income. Median days on market: 80. Renting is approximately 46% cheaper than buying (price-to-rent ratio: 17.5).

Buyer Caution

Seller's market. Be prepared to pay near list price.

Competitive market similar to 2021-2022 — limited inventory driving prices above fundamentals.

COOLINGSELLER SLIGHT

Market is cooling with expanding inventory. Sellers hold a slight edge. Prices down 5.4% YoY.

Address lookup$99 report path

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Market snapshoteach number, once

Median price

$354,708

▾ 5.4% YoY

Days on market

daily · zip_data

Median rent

$1,687

ZORI

Investor score

48/100

cash-flow lens

Active listings

278

90-day

Valuation3 lenses, different anchors

vs assessor

-10.7%

Market vs assessed value — a tax-roll lag, not a deal signal.

Avg assessor$316,719

county CAMA · properties_v

vs income

—

Fair-value model not available for this market.

fair_value_scores · 10-state coverage

vs county comps

+63.2%

County-wide market — the widest, slowest signal.

Arapahoe+63.2%

Lotvox comps · mv_valuation_gap

Read together: Above county comps but sustainable on local incomes.

Pricing detail

Price / sqft$197

Price-to-income4.9×

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How 80014 ranks in CO

percentile vs all Colorado ZIPs · n=476

Market velocity68%

Supply tightness72%

Affordability65%

Investment yield86%

Appreciation3%

Affordability, supply & momentum

69SUPPLY

Tight MarketSupply Tightness

Supply is below normal — sellers are favored but buyers still have options.

Months of Supply2.1 mo

Days on Market36d

Inv vs History+23.2%

Listing Density14.9/1k

Affordability — payment burden

Monthly payment (P&I)$1,792

Payment burden29.6%

Median income · ZIP$72,561

Mortgage rate6.49% · 30yr

Total monthly own$2,146

Monthly rent$1,687

Market dynamics

Price cut %28.3%

Momentumcooling

LeverageSELLER SLIGHT

Months of supply2.1

Sales (90d)0

Investment analysis

Median rent$1,687

Price-to-rent17.5

Est. cap rate3.7%

Buy vs rentneutral

Livability

Walk score4

Transit score16

Bike score—

Places & amenities in ZIP 80014 · 94 mapped

Leaflet © OpenStreetMap contributors © CARTO

Parks & open space16

Havana Heights ParkCrestridge ParkEagle ParkPutting GreenPutting GreenTierra Park+10 more

Trails15

Parker East TrailCherry Creek Spillway TrailCross CarsonDenver Orbital Trail - Segment 14John F Kennedy Park TrailNature Wellness Trail+9 more

Recreation & aquatics14

JazzerciseEaston Brazilian Jiu-JitsuBowleroSkate CityPowerhouse GymHeather Gardens Community Center+8 more

Dining & cafés39

StarbucksHarar Beans CoffeeMasalaaWake & Take CoffeeApplebee'sSonoda's Sushi & Seafood+33 more

Land & water7

Cherry CreekShores LakeCatamaran LakeWind Jammer LakeKoi PondDavid's Lake+1 more

Getting around2

Iliff Gate ANine Mile Station

Weekend range10

Chatfield State Park · state park18 mi

Barr Lake State Park · state park18 mi

Roxborough State Park · state park19 mi

The Bluffs at Castle Point · state park22 mi

Castlewood Canyon State Park · state park24 mi

Eldorado Canyon State Park · state park31 mi

Staunton State Park · state park32 mi

Golden Gate Canyon State Park · state park34 mi

St. Vrain State Park · state park36 mi

Lost Creek Wilderness · wilderness area43 mi

Straight-line distance from the ZIP centroid (USGS PAD-US).

5,654 ft above sea level elevation · USGS 3DEP1 protected / open-space parcels · USGS PAD-USAurora: incorporated/founded 1891 · Wikidata

Place data: USGS 3D Elevation Program · USGS Protected Areas Database (PAD-US) · Wikidata · © OpenStreetMap contributors — licensed ODbL (OpenStreetMap), CC0 (Wikidata) and US public domain (USGS, NPS, Census). Every place shown comes from the named sources; nothing is editorialized.

Historical trends

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Arapahoe County contextmacro · jobs · debt · migration

ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.

ZIP 80014→Arapahoe County, COPop: 666,557

12-Month Direction

-6Stable

Confidence

100%

DeterioratingStableImproving

BuildersLens Market Intelligence

Market Score

41· Weak

Market Score grades housing-market conditions (affordability, valuation, supply). The county Healthy/Moderate/Distressed badge measures economic distress (jobs, debt, poverty) — the two can read differently.

Payment Burden45

32.7%

stretched

Source: Lotvox · Updated 2026-05-15

Buy vs Rent0

2.048x

rent advantage

Source: Lotvox · Updated 2026-05-15

Valuation19

+63.2%

overvalued

Source: Lotvox comps · Updated 2026-05-15